Seller One-Page Brief · June 2026
210 Derby Ln · Hickory Creek, TX 75065
Recommendation
List to compete, position to win.
A balanced, lightly cooling market — but summer still moves the most homes. Price at the top of the supportable 3-bed band, and drive competing offers in the June–August window.
Recommended List
$465,000
$213/sqft · negotiate to ~$455K net
$430K
75065 ZIP median
$525K
Hickory Creek median
46
Days on market
$190
Hickory Creek $/sqft
96–98%
Sale-to-list
Comparable Sales
| Property | BD/BA | Sq Ft | Price | $/sf |
|---|---|---|---|---|
| 210 Derby (Subject) | 3/2 | 2,185 | List $465K | $213 |
| 202 Derby Ln | 3/2.5 | 2,558 | $420–482K | $184 |
| 109 Derby Ln | 4/2 | 2,416 | $524,700 | $217 |
| Nearby 3/2.5 | 3/2.5 | 2,225 | $477,419 | $215 |
| Nearby 3/2 | 3/2 | 2,264 | $467,366 | $206 |
Smallest 3/2 on the street — priced below 4-bed comps ($493–525K), at the top of the 3-bed range ($467–477K) for its cul-de-sac lot & 3-car garage.
Pricing Scenarios
Conservative
$439,000
Fast multiple offers; leaves value on the table.
★ Recommended · Max value
$465,000
Top of supportable range; premium for lot + 3-car garage.
Stretch
$479,000
Tests the 4-bed ceiling; higher DOM & appraisal risk.
The Playbook
1
List early summer (Jun–early Aug) for peak buyer volume.2
Pro photography + light staging: open plan & 3-car garage.3
Price $465K — top of 3-bed band, under 4-bed ceiling.4
Set an offer-review date to invite competing bids.5
Inspection-ready file; confirm appraisal at $455–465K.Lori Gladstone
Lori Gladstone, SRES® · Blessed Moves
ABR · GRI · BPOR · CNHS
ABR · GRI · BPOR · CNHS
Estimates from Redfin / Zillow / HAR, June 2026. Informational only — confirm figures with NTREIS MLS before listing. eXp Realty, LLC · Equal Housing Opportunity.